95 West Rd · Bradford, NH 03221

$187,200

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 14 Days on market

Built 1952 Est $315k · 41% under

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NOTES Sale price reflects assessed value. Property will be sold at public auction in the Town of Bradford at 11 AM on Sat. , June 27, 2026. No minimum bid! PROPERTY INFO 2.00 & plusmn; acre lot with a 1,876 & plusmn; square foot, 3-bed, 1-bath house built in 1952. House offers an enclosed porch and basement. Property also contains various outbuildings. All structures require renovation and repair. Property has a driveway, good-sized backyard, and is located in a quiet, residential area. Served by private well and septic. A terrific renovation opportunity or starter home! Assessed at $187,200 Notes: Personal property on site is included in the sale. This property is auction Proper

Key facts

• Various outbuildings
• Private well
• Septic

Tags

• ENCLOSED PORCH
• VARIOUS OUTBUILDINGS
• GOOD-SIZED BACKYARD
• QUIET RESIDENTIAL AREA
• PRIVATE WELL
• SEPTIC

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Built in 1952; Single-family property
• Exterior features: 2-acre lot; Porch; Workshop

Interior

• Interior features: Front porch; Workshop space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $187k).
• Cap rate 11.3% vs local median 2.6% in Bradford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#62 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, housing A-; Watch: employment C-, health & safety C-, amenities F.
• Kearsarge Regional School District (rural): math 44% / reading 60% proficiency, ranked #30 of 98 in NH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 19 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,200

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $315,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 West Rd	0.34mi	3/2.0	2,148 (+14%)	23mo	$360,000	$168	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.89×
• Total profit: $151,500
• Equity at exit: $168,645

10-year hold

• IRR: 32.3%
• Equity multiple: 8.77×
• Total profit: $407,391
• Equity at exit: $363,688

Cash invested: $52,416 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03221

• Home prices YoY: 17.4%
• Active inventory: 19
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,694 medium
• Mortgage (P&I): −$982
• Tax from tax record: −$292 /mo · $3,503/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $777

Break-even live

Break-even rent $1,711

Max offer price $187,200

Occupancy floor 66%

Sensitivity live

Price	-10% $883	-5% $830	+0% $777	+5% $724	+10% $671
Rent	-10% $564	-5% $670	+0% $777	+5% $883	+10% $990
Rate	-1.0pp $871	-0.5pp $824	base $777	+0.5pp $728	+1.0pp $679

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,800
• Closing costs: $5,616
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $187,200 Active 14 DOM
2. 2026-06-18
   days on market $187,200 Active 13 DOM
3. 2026-06-17
   days on market $187,200 Active 12 DOM
4. 2026-06-16
   days on market $187,200 Active 11 DOM
5. 2026-06-15
   days on market $187,200 Active 10 DOM
6. 2026-06-14
   days on market $187,200 Active 8 DOM
7. 2026-06-13
   days on market $187,200 Active 7 DOM
8. 2026-06-10
   days on market $187,200 Active 5 DOM
9. 2026-06-09
   days on market $187,200 Active 4 DOM
10. 2026-06-08
    days on market $187,200 Active 3 DOM
11. 2026-06-07
    remarks 691-char remark
12. 2026-06-07
    listed $187,200 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $3,503 · $292/mo
• Projected year-2 tax: $3,792 · $316/mo
• Expected delta: +$289/yr (+$24/mo · 8.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,329
• − Mortgage interest: −$10,486
• − Property taxes: −$3,503
• − Insurance: −$936
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − Depreciation: −$5,446
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $7,692/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kearsarge Regional School District
• NCES district ID: 3304040
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $70,357
• Composite: 46.33/100
• National rank: #2467
• State rank: #30 of 98 in NH

Livability — Bradford

• Score: 67/100
• State rank: #62
• US rank: #10685

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment C- Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,210

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 9% Italian 3% Slovak 3%
• Foreign-born: 3% · South Korea, Canada

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.19%
• Current HPI: 399.4332
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-04 Listed $187,200 FSBO.com

Property tax history

+0.1%/yr

Latest (2020): $3,503 · -3.3% YoY. Source: county tax records.